Duplex / dual occupancy build cost in Brisbane
Indicative all-in cost for a Brisbane LMR duplex (dual occupancy) project: land $1.0M–$1.4M, build $700K–$950K (both dwellings), planner/architect/engineer $40K–$70K, infrastructure charges $30K–$45K, finance and holding $80K–$140K. Total project cost $1.85M–$2.55M. End-product value $2.2M–$3.0M combined. Gross development margin 18–28%.
Line-by-line cost breakdown
| Line item | Range | Notes |
|---|---|---|
| Land acquisition (LMR-zoned, 600–800m²) | $1,000,000–$1,400,000 | Middle-ring Brisbane LMR; varies suburb-to-suburb. |
| Build cost (2 × 4-bed townhouses) | $700,000–$950,000 | $350–475K per dwelling, mid-range finishes. |
| Planner + architect + engineer | $40,000–$70,000 | MCU application, design package, engineering. |
| Council application fees (MCU + BW) | $4,000–$8,000 | Code Assessable MCU + Building Works. |
| Infrastructure charges (additional dwelling) | $15,000–$22,000 | BCC charges per additional dwelling — 1 dwelling credit applied. |
| Stamp duty | $38,000–$55,000 | Approx 4% on the land purchase. |
| Finance and holding costs | $80,000–$140,000 | Across 18–24 month timeline. |
| Marketing + sales (if selling) | $30,000–$80,000 | Agent commission ~2.5%, marketing ~$5–15K per dwelling. |
| Total | $1,850,000–$2,550,000 | complete duplex project including land |
Variables that move the total
Suburb premium
Coorparoo, Bulimba LMR runs $1.4M+ for land; Stafford or Salisbury still under $1.0M for similar lots.
Build finish level
Mid-range $350–425K per dwelling; premium with stone/timber details $475K+.
Slope and earthworks
Sloping lots add $15–60K per dwelling for retaining and slab work.
Flood freeboard
Lots requiring 0.6m+ freeboard add $20–40K per dwelling for slab elevation.
Sell vs hold
Hold for rent: ~$1,200–$1,800/wk combined; sell: $1.1M–$1.5M each, agent + marketing fees apply.
Council-by-council variation
| Council | Note |
|---|---|
| Brisbane City Council | LMR Code Assessable dual occupancy is the textbook play. Higher land but premium end-product values. |
| Gold Coast | MD1 zones support dual occupancy with similar pricing economics; Pacific Pines, Mudgeeraba lower entry. |
| Logan | Springwood, Daisy Hill, Slacks Creek dual occupancy pencils at $700–900K land + similar build cost. Lower end values. |
| Moreton Bay | Strathpine, Margate dual occupancy with permissive frontage rules. Land $600–900K. |
What's NOT included in the total
- GST on land (typically input-taxed for residential).
- Personal income tax / capital gains.
- Owner-occupier inclusions if living in one dwelling.
Common questions about duplex / dual occupancy build cost in brisbane
- What gross margin should I target on a Brisbane duplex?
- Small developer rule of thumb: 18–25% gross development margin on Code Assessable LMR duplex in middle-ring Brisbane. Below 15% you're not paid for the risk; above 30% the deal is either exceptional or you've underestimated something.
- Can I community-title the duplex and sell separately?
- Yes — once both dwellings are built and certified, apply for a Reconfiguration of a Lot (RoL) to community-title the block, creating two separately-saleable lots. Add ~$60–100K and 4–8 months for the additional approval and survey.
- What's the typical timeline?
- Code Assessable MCU 9–15 months from offer to construction start; Impact Assessable 14–22 months. Construction 12–18 months. Total 21–36 months from offer to settlements.
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